{"asOf":"2026-07-27T15:51:26.009Z","block":"2500-2599 S 2ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-s-2nd-st","address":"2548 S 2ND ST","parcelNumber":"391289900","source":"https://property.phila.gov/?p=391289900","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"HAYDAR ALI","coOwner":null,"marketValue":436100,"landAssessment":87220,"improvementAssessment":348880,"livableArea":1809,"yearBuilt":2018,"lastSale":{"price":449000,"date":"2026-05-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"2205723","date":"2011-09-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2205724","date":"2011-09-08","code":"PM-302.2/4","title":"EXT A-VACANT 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ISSUED"}],"violationCases":[{"number":"296093","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-09-08","completedDate":"2011-10-13","violations":[{"number":"2205723","date":"2011-09-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2205724","date":"2011-09-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"357150","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-10-25","completedDate":"2012-12-10","violations":[{"number":"2622597","date":"2012-10-25","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2622596","date":"2012-10-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"376797","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-04-19","completedDate":"2013-05-17","violations":[{"number":"2769058","date":"2013-04-19","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2769057","date":"2013-04-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"387727","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-06-24","completedDate":"2013-09-04","violations":[{"number":"2838521","date":"2013-06-24","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2838520","date":"2013-06-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"437563","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-06-18","completedDate":"2014-10-09","violations":[{"number":"3221276","date":"2014-06-18","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3221275","date":"2014-06-18","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"483494","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-06-02","completedDate":"2015-06-24","violations":[{"number":"3580835","date":"2015-06-02","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3580836","date":"2015-06-02","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-028149","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-26","completedDate":"2026-04-09","violations":[{"number":"VI-2026-017635","date":"2026-03-27","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2026-03-27","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":4,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-028149","date":"2026-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-028149","date":"2026-03-27","type":null,"status":null}],"inspYears":[{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91584899316088,"lng":-75.15142022003067,"geom":{"type":"Polygon","coordinates":[[[-75.151323455,39.915855304],[-75.151330692,39.915818248],[-75.151516588,39.915842288],[-75.151509014,39.915879999],[-75.151323455,39.915855304]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":3,"stories":3,"lotArea":750,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2548 S 2ND ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A 6' HIGH FENCE (REAR); FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 35') WITH CELLAR AND A ROOFTOP DECK ABOVE THE 2ND STORY ROOF (WITH GUARDRAILS 42\" HIGH) FOR USE AS A ","status":"CLOSED","outcome":"Granted with conditions","date":"2011-11-22","number":"16036","relatedPermit":"355108"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (HEIGHT N.T.E. 38'- 0\") WITH PARTIAL CELLAR, THIRD FLOOR ROOF DECK, 6'- 0\" REAR FENCE AND A GARAGE FOR ONE (1) ACCESSORY OFF-STREET PARKING SPACE FOR USE AS A SINGLE-FAMILY DWELLING. SIZE AND","status":"CLOSED","outcome":"Denied","date":"2013-03-05","number":"19619","relatedPermit":"438063"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE FOR USE AS A SINGLE FAMILY DWELLING WITH ONE ACCESSORY INTERIOR PARKING SPACE. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION.","status":"CLOSED","outcome":"Granted","date":"2013-10-30","number":"21348","relatedPermit":"485607"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":11100,"taxable":11100,"land":11100,"improvement":0,"taxableLand":11100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":35800,"taxable":35800,"land":35800,"improvement":0,"taxableLand":35800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":35800,"taxable":35800,"land":35800,"improvement":0,"taxableLand":35800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":35800,"taxable":35800,"land":35800,"improvement":0,"taxableLand":35800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":35800,"taxable":35800,"land":35800,"improvement":0,"taxableLand":35800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":35800,"taxable":35800,"land":35800,"improvement":0,"taxableLand":35800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":370000,"taxable":67000,"land":67000,"improvement":303000,"taxableLand":67000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":303000},{"y":2023,"v":466200,"taxable":93240,"land":93240,"improvement":372960,"taxableLand":93240,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":372960},{"y":2024,"v":466200,"taxable":93240,"land":93240,"improvement":372960,"taxableLand":93240,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":372960},{"y":2025,"v":437600,"taxable":87520,"land":87520,"improvement":350080,"taxableLand":87520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":350080},{"y":2026,"v":437600,"taxable":87520,"land":87520,"improvement":350080,"taxableLand":87520,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":350080},{"y":2027,"v":436100,"taxable":348880,"land":87220,"improvement":348880,"taxableLand":87220,"taxableImprovement":261660,"exemptLand":0,"exemptImprovement":87220}],"taxNow":1225,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"355108","date":"2011-12-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-12-19","scope":"ERECT A 3 STORY SINGLE FAMILY DWELLING WITH ROOFTOP DECK ON 2ND FLOOR FRONT PART OF ROOF."},{"number":"485607","date":"2013-11-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-11-20","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION ASH SHOWN ON APPLICATION AND PLANS. FOR USE AS A SINGLE FAMILY DWELLING WITH ONE (1) ACCESSORY INTERIOR PARKING SPACE."},{"number":"568716","date":"2014-12-10","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-03-08","scope":"CONSTRUCTION 3 STORY BUILDING WITH INTERIOR GARAGE FOR USE AS SINGLE FAMILY DWELLING.(REVIEW, PLANS AND REPORTS SUBMITTED ON A/P #568712)"},{"number":"642601","date":"2015-11-25","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2015-11-25","scope":"TO AMEND A/P NO 485607, CAL NO 21348 TO ADD A PILOT HOUSE AND ROOF DECK ABOVE THE 3RD FLOOR LEVEL. PILOT HOUSE TO ENCLOSE ACCESS STAIRS ONLY. A/P NO 485607, CAL NO 21349 ISSUED FOR THE ERECTION OF AN ATTACHED STRUCTURE. SIZE AND LOCATION ASH SHOWN ON APPLICATION AND PLANS. FOR USE AS A SINGLE FAMILY DWELLING WITH ONE (1) ACCESSORY INTERIOR PARKING SPACE."},{"number":"662044","date":"2016-01-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-09","scope":"NEW CONSTRUCTION: 200A SERVICE WITH 30- SPACE PANEL. COMPLETE WIRING OF PROPERTY TO INCLUDE LIGHTING, SWITCHES, OUTLETS, SMOKE/CO DETECTORS...IN ACCORDANCE WITH 2008 NEC FOR A ONE FAMILY BUILDING"},{"number":"654522","date":"2016-01-28","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-03-27","scope":"FOR THE ERECTION OF A ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE ON AN EXISTING THREE STORY BUILDING FOR USE AS SINGLE FAMILY DWELLING. BUILDING TO BE FULLY SPRINKLERED. PLEASE SEE AP# 568716 FOR PREVIOUSLY APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK.PLEASE SEE AP#654521 FOR APPROVED PLANS AND DOCUMENTATION."},{"number":"670678","date":"2016-02-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-08","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"671661","date":"2016-02-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-01","scope":"4-TOILET, 4-BATH TUBS, 3-LAVS, 1-KITCHEN SINK, 1-DISHWASHER, 1-LAUNDRY TUB & 1-WASHING MACHINE THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"658602","date":"2016-04-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-03-08","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13D WITH A COMBINED 1-INCH DIAMETER SERVICE LINE. (PLANS AND CALCULATIONS SUBMITTED ON A/P #658577)"},{"number":"684937","date":"2016-04-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-05-12","scope":"NEW CURB TRAP 5\" TO A 5\" LAT TO BASEMENT WALL. NEW 1\" WATER SERVICE COMBINATION FROM MAIN IN STREET TO CURB STOP TO BASEMENT WALL (SFD)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"710083","date":"2016-07-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-03-08","scope":"FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT#654522 TO INCLUDE A PARAPET WALL AND EXTERIOR DOOR AT THE THIRD FLOOR LEVEL TO PROVIDE ACCESS FOR THE MAINTENANCE OF MECHANICAL EQUIPMENT AS SHOWN PER APPROVED PLANS. ORIGINAL PERMIT APPROVED FOR THE ERECTION OF A ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE ON AN EXISTING THREE STORY BUILDING FOR USE AS SINGLE FAMILY DWELLING. BUILDING TO BE FULLY SPRINKLERED. PLEASE SEE AP# 568712 FOR PREVIOUSLY APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. PLEASE REFER TO AP#698676 FOR APPROVED PLANS AND DOCUMENTATION."}],"storyTag":"New construction","storyDelta":0.21,"timeline":[{"y":2015,"k":"permit","w":"Zoning admin review"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Addition"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2018,"k":"sale","p":372000},{"y":2026,"k":"sale","p":449000},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"332753","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"YAACOUB DAKWAR","legalName":"YAACOUB DAKWAR","address":"2548 S 2ND ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2005-08-15","latestIssueDate":"2005-08-15","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"826612","type":"Rental","status":"Inactive","businessName":"TONG LIN","legalName":"TONG LIN ","address":"2548 S 2ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-10-16","latestIssueDate":"2024-03-01","expirationDate":"2024-10-15","inactiveDate":"2024-12-14"}],"licenseActivity":[{"number":"826612","type":"Rental","businessName":"TONG LIN","legalName":"TONG LIN ","issuedDate":"2019-10-16","latestIssueDate":"2024-03-01","closureDate":"2024-12-14","expirationDate":"2024-10-15","inactiveDate":"2024-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"332753","type":"Vacant Residential Property / Lot","businessName":"YAACOUB DAKWAR","legalName":"YAACOUB DAKWAR","issuedDate":"2005-08-15","latestIssueDate":"2005-08-15","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 934% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $35,800 to $370,000","no permit shown in 2021-2023"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #16036: CLOSED · Granted with conditions; related permit 355108. Use permit #355108: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Mar 27, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #332753: Inactive since Dec 22, 2012","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 7 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}